I'm reading through old threads, which made me wonder if seasoned landlords are able to sniff out tenants that will be too needy, complaining about every little thing, or asking for extras after signing lease.I have been breeding dogs for about 10 years.

Yes, but home prices in Seattle are a fraction of what they are in the Bay Area, so the market here would be more resilient.  

I believe the resilient clip channel + gyp-rock + rockwool. will give the most benefit.

And having another ex-primary resilience rented out, the cash flow is just enough for mortgage and appreciation is below average of the Seattle area :)

If pets are allowed, find out the breed of dogs3.

I typically do $125 non-refundable or $200-250 refundable - but determine what fits best in your market and go with it.Mandating a separate insurance policy is probably overkill unless they have a breed that is specifically excluded by your own policy. 

Your insurance not covering the breed is not an allowable reason for denial. 

It's completely waterproof, and is really resilient if you buy the thicker product.

In my experience traditional property management firms are not an area of the industry that breeds excellence.

The last thing I'll say is that they do provide you everything you need to succeed but there is of course one thing you have to bring - relentless, unfaltering resilience in the face of constant challenges.